THE CONDO BOOK PROJECT

10 Greene Street Condominium

10 Greene Street, Manhattan, NY 10013

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Overview

Units
4 residential
Subway
2 min walk to Canal St 6 J N Q R W ZCanal St A C E, 3 min
Principals
Atit Javieri
Average $/sf
$2,834Homes in Schedule A, as first offered
Common charges
$1,773–$3,337 a monthSponsor's first-year estimate in Schedule A, March 1, 2019 to February 29, 2020
Offering price
$32.5 million total

The sponsor of record is 10 Greene Owner LLC, represented by Schwartz Sladkus Reich Greenberg Atlas LLP. The offering plan runs 420 pages. The sponsor has filed 8 amendments, the latest in March 2026. The nearest other condo plan on file is 21 Mercer Street Condominium, next door.

Plan CD180315 · New · accepted Dec 18, 2018 · AG record ↗

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FigureThis building13 East Third25 units · 0.7 miaccepted 2018Sebastian36 units · 1.3 miaccepted 2020
Common ChargesPer Square Foot / Month$0.75In line$0.61$0.78
Average Offering PricePer Apartment$8.12MHighest$4.58M$6.98M
Average PricePer Square Foot$2,834Above peers$2,410$2,467
Property TaxesPer Square Foot / Month$1.39In line$1.44$1.21
Average Unit SizeSquare Feet2,867 SFLarger1,901 SF2,831 SF

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Unit mix, closings, budgets, finishes and the team, against 3 East Third and Sebastian, cited to the offering plans. No credit card required.

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How We Got This
  • Comps: the closest Manhattan plans on size, $/SF and launch date, within 2 miles when possible.
  • Figures: each building's own offering plan, filed with the NY Attorney General. Nothing is estimated.
  • Checked: a price list publishes only when its math adds up, and building pages cite the plan pages.
  • Labels: In line is between the comps; Below/Above peers is past both by up to 15%; Lowest/Highest by more.

Closings Pro

Homes closed100% of the homes in Schedule A4 of 4
Closing prices vs. Schedule A4 homes: $23,864,231 at closing against $32,495,000 in Schedule A (p. 45)−26.6%
Average closing price4 homes, on their Schedule A square feet$2,081 / SF
Closingsfirst and latest recordedApr 27, 2020 – Jun 17, 2026

Sales recorded with the Department of Finance (ACRIS) through Jul 31, 2026: deeds, or transfer tax filings for a building on leased land, of $10,000 or more. A home's first sale since the plan was filed is the sponsor's closing; resales aren't counted. Closing prices are compared with the same home's Schedule A price, as first offered; a deed covering more than one home isn't compared. Amendments often change prices before a home closes, and a deed that includes parking or storage counts its full price. ACRIS records a sale weeks after closing, so recent contracts don't appear yet. Every building's sales.

All 4 closings
HomeRecordedClosing priceSchedule ADifference
3Apr 27, 2020$4,511,700$5,850,000 p. 45−22.9%
4Sep 24, 2020$4,403,250$5,650,000 p. 45−22.1%
2Jun 16, 2021$4,799,281$5,995,000 p. 45−19.9%
PHJun 17, 2026$10,150,000$15,000,000 p. 45−32.3%

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Every home's recorded closing price against its Schedule A price, with the ACRIS document and the plan page.

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Budget

From our research: The Sponsor's Condo-Creation Fee in NYC · NYC Condo Insurance Costs Are Rising · Condo Supplies Cost per Unit, by Size

Team

Sponsor
10 Greene Owner LLC
Principals
Atit Javieri
Tax estimate
Tuchman, Korngold, Weiss, Liebman & Lindemann, LLPPrepared the first-year real estate tax projection
Construction lender
Valley National BankLender on the mortgage and building loan agreement recorded December 2014 in ACRIS; $20.1 million recorded

From our research: Do NYC Developers Rehire the Same Firms?

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